Simply Approved Mortgages
Construction · Memphis, Tennessee

Ground-Up Construction Loans in Memphis, Tennessee

Fund the land and the build in one loan for Memphis infill and small-multifamily projects. Up to 85% LTC / 70% ARV, 2-week draws, DSCR takeout at certificate of occupancy.
Updated
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Quick answer

Can I get a construction loan in Memphis, Tennessee?

Yes — Simply Approved Mortgages arranges construction financing on non-owner-occupied investment property in Memphis, Tennessee. Fund the build. Take out to a DSCR loan. Figures on this page are estimates for business-purpose financing only and remain subject to a complete application, credit and property review, and full underwriting.

Construction lending
Last updated

Simply Approved funds business-purpose ground-up construction loans in Memphis, Tennessee — up to 85% loan-to-cost, 70% ARV, land included at close, interest-only during the build, and a same-lender DSCR takeout at C/O. Memphis spec builders, infill developers, and BRRRR investors close in an LLC on 12–24 month terms, with draws inspector-verified every two weeks so your subs stay paid and the schedule holds.

TL;DR — Memphis construction
  • • Median home value in Memphis: $157,100
  • • 2BR median rent: $1,250
  • • Cap-rate band: 8–11%
  • • Loan size: $150,000–$5,000,000
  • • Leverage: Up to 85% LTC / 70% ARV
  • • Draw cycle: Every 2 weeks, inspector-verified
  • • Typical build: 8–10 months + DSCR takeout
  • • Vesting: LLC, LP, S/C-Corp, Series LLC
Memphis, Tennessee · Shelby County

Building in Memphis

Memphis is the archetypal DSCR cash-flow market. Underwrite maintenance at 8–10% and capex at 5%+, not the standard 3–5%.

Median home value
$157,100
2BR median rent
$1,250
Cap-rate band
8–11%
Population
629K

Live from U.S. Census ACS ACS 5-Year 2023.

Why ground-up works in Memphis

Our Ground-Up Construction program funds land, hard costs, and soft costs for 1–4 unit residential builds — with the option to roll straight into a DSCR permanent loan when your certificate of occupancy is issued. In Memphis, our program funds land, hard costs, and soft costs on 1–4 unit residential builds, releases draws every 2 weeks against inspection, and rolls straight into a 30-year DSCR permanent loan at certificate of occupancy.

Memphis strengths
  • ✓ Deepest cash-flow SFR market east of the Mississippi
  • ✓ Logistics + healthcare jobs
Watch-outs
  • • Older housing stock — capex reserves matter
  • • Higher vacancy in C-class submarkets

What to have ready for a Memphis construction file

  • Government-issued photo ID for every guarantor
  • Entity docs (LLC / Corp): Articles, Operating Agreement, EIN, Good Standing
  • Signed purchase contract (or deed if land is already owned)
  • Approved building permits or permit-in-hand letter from the jurisdiction
  • Detailed construction budget with line-item costs
  • Signed GC contract and GC's insurance certificates (GL + workers' comp)
  • GC's schedule of values (SOV) matching the budget
  • Plans and specs (architectural, structural, MEP)

Tennessee regulatory notes

Available only as a business-purpose loan to an LLC, LP, or other legal entity. We are not licensed for consumer mortgage lending in Tennessee.

Price a Memphis build

Send land, hard/soft costs, and ARV — written LTC, ARV cap, and cash-in same day.

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Loan guidelines

Construction guidelines applied in Memphis

Underwriting boxes we work inside. Ranges vary by borrower experience, GC package, and submarket — not a commitment to lend.

Loan guidelines
Construction · Memphis, Tennessee program at a glance
Loan amount
$150,000 – $5,000,000
Sized to appraised as-completed value and program caps.
Max LTC
85%
Loan ÷ (land + hard + soft + contingency). First-timers typically 75–80%.
Max ARV
70%
Loan ÷ appraised as-completed value. Binding limit if lower than LTC.
Term
12, 18, or 24 months interest-only; DSCR takeout
Interest-only on drawn balance. 6-month extension available.
Reserves
6 months
PITIA + soft-cost overrun buffer verified at underwriting.
Draw cycle
Every 2 weeks
Third-party inspection, lien waivers, 24-hr wire after sign-off.
Vesting
LLC, LP, S/C-Corp, Series LLC
Business-purpose loan closed in your entity of choice.
Credit floor
680 (720+ best pricing)
Applies to the primary guarantor.
Every Memphis file is stress-tested at +50 bps and against a soft-market ARV before commitment.
Free with your application

Get your Construction Budget & Scenario

Send us the lot and budget — we return a full ground-up analysis: max loan-to-cost, interest reserve, draw schedule, projected stabilized value, and take-out DSCR.

  • Loan-to-cost & loan-to-ARV sizing
  • Draw schedule with interest reserve
  • Stabilized value & take-out DSCR
  • Total project cost and required equity
Get Your Personalized Rate QuoteTakes ~3 minutes • PDF delivered on the thank-you page and emailed

Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.

Construction fit tools

Construction loan calculator: LTC, ARV, carry & DSCR takeout

Model the two leverage limits that gate every ground-up build (LTC vs. ARV), estimate your interest-only carry during construction, and preview whether the finished property will support a 30-year DSCR permanent loan at certificate of occupancy.

Project inputs

DSCR takeout preview

Section 8 rent check — HUD Fair Market Rent

Pull the current HUD FMR by ZIP or county and compare it to your market rent.

Open-market rent check — Census ACS median rent

Pull the published median market rent for a state or investor city and compare it to the HUD Section 8 payment standard.

PITIA = Principal + Interest + Taxes + Insurance + HOA on the 30-yr DSCR loan you plan to refinance into at certificate of occupancy.

Results

Total project basis
$475,000

Land + construction budget.

LTC ceiling
$403,750

85% × basis.

ARV ceiling
$437,500

70% × ARV.

Max loan (binding)
$403,750

Binding limit: LTC — the tighter of the two always wins.

Cash to project
$71,250

Basis − max loan (before fees / reserves).

Est. monthly IO carry
$2,221

Assumes ~60% average drawn balance × 11% ÷ 12.

Est. total construction interest
$26,648 over 12 months

Interest is charged only on drawn balances. Actual carry depends on draw pace.

Projected DSCR at takeout
1.21

Standard DSCR tier

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Illustrative only. Not a quote, lock, or commitment to lend. Actual LTC, ARV, rate, reserves, and DSCR takeout terms are determined in underwriting.

Free with your application

Get your Construction Budget & Scenario

Send us the lot and budget — we return a full ground-up analysis: max loan-to-cost, interest reserve, draw schedule, projected stabilized value, and take-out DSCR.

  • Loan-to-cost & loan-to-ARV sizing
  • Draw schedule with interest reserve
  • Stabilized value & take-out DSCR
  • Total project cost and required equity
Get Your Personalized Rate QuoteTakes ~3 minutes • PDF delivered on the thank-you page and emailed

Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.

Draw schedule

How construction draws are released in Memphis, Tennessee

Every draw is inspected by a third-party field reviewer before funds release. Typical schedule below — final splits are set in your construction contract.

Milestone% of budgetWhat triggers release
Closing / Site work & foundation15%Permits pulled, footings, foundation poured & inspected.
Framing & roof dry-in20%Framing complete, sheathing, roof, windows installed.
Mechanicals (MEP) rough-in15%Plumbing, electrical, HVAC rough-ins pass inspection.
Insulation & drywall15%Insulation, drywall hung, taped, and finished.
Interior finishes20%Cabinets, flooring, trim, paint, fixtures set.
Final / Certificate of Occupancy15%Punch list, final inspections, C/O issued.
Timeline

From closing to DSCR takeout in Memphis, Tennessee — a typical 9–12 month build

Ground-up single-family builds usually run 8–10 months. Add 30–60 days for a DSCR refinance after C/O.

  1. M 0
    Close & fund

    Land + first draw released at close.

  2. M 1–2
    Foundation

    Site work, footings, foundation. Draw #1 released.

  3. M 3–4
    Framing / dry-in

    Frame, roof, windows. Draw #2 released.

  4. M 5–6
    MEP + insulation

    Rough-ins, insulation, drywall. Draws #3–4.

  5. M 7–8
    Finishes

    Cabinets, flooring, paint, fixtures. Draw #5.

  6. M 9
    C/O + final draw

    Final inspections, Certificate of Occupancy.

  7. M 9–12
    DSCR takeout

    Refinance into 30-yr DSCR loan or sell.

Builder / GC vetting

What we verify on your general contractor in Memphis, Tennessee

Underwriting reviews your GC package before we issue the commitment. Have these ready to speed the file.

  • Active state GC / builder license (verify with state board)
  • General liability insurance ≥ $1M and workers' comp on file
  • 3+ verifiable references from completed builds in the last 24 months
  • Portfolio of 2+ similar-scope projects (SFR, duplex, ADU, etc.)
  • Detailed Schedule of Values (SOV) tied to the draw milestones
  • Written construction contract with fixed price or GMP
  • Lien waivers collected at every draw (conditional + unconditional)
  • Realistic build schedule with critical-path milestones
Owner-builder vs. licensed GC

Owner-builder (self-GC) files are considered case-by-case and typically require documented prior build experience, a lower max LTC (75–80%), and additional liquidity. Most programs strongly prefer a licensed, insured third-party GC — pricing and leverage are materially better.

Budget breakdown

Sample $500K ground-up build in Memphis, Tennessee

Example only — your project's split will vary by market, spec, and lot cost. Contingency and interest reserve are required line items on every file.

Line itemAmount% of total
Land acquisition$120,00024%
Hard costs (materials + labor)$300,00060%
Soft costs (permits, arch, eng, survey)$30,0006%
Contingency (10% of hard costs)$30,0006%
Interest reserve / closing costs$20,0004%
Total project cost$500,000100%

At 85% LTC = $425,000 loan · borrower cash-in ≈ $75,000 (plus closing costs). Binding loan is the lesser of LTC or 70–75% of appraised ARV.

Compare financing

Construction loan vs. bank construction vs. HELOC in Memphis, Tennessee

Why investors choose a private construction loan over a traditional bank build or tapping home equity.

FeatureSimply Approved constructionTraditional bank constructionHELOC / cash-out on primary
Down payment / cash-in10–15% LTC20–25% + land equityHome equity dependent
Draw processMilestone-based, 3–7 daysBank inspector, 2–3 weeksLump sum, borrower manages
QualificationAsset + experience-basedFull income docs, DTI, W-2sPersonal DTI + home equity
LLC vestingYesRareNo — personal only
Speed to close2–4 weeks45–75 days30–45 days
Takeout to DSCRBuilt-in refi pathRequires re-qualifyingN/A
Glossary

Construction loan terms in Memphis, Tennessee, explained

The vocabulary your loan officer, GC, and appraiser will all use during your build.

LTC (Loan-to-Cost)
Loan amount ÷ total project cost (land + hard + soft + contingency). Most construction loans cap at 85–90% LTC.
ARV (After-Repair Value)
Appraised value assuming the home is finished. Programs typically cap the loan at 70–75% of ARV.
C/O (Certificate of Occupancy)
Municipal document confirming the property is safe to occupy. Triggers the final draw and starts the takeout refi window.
Draw
Scheduled release of loan proceeds tied to inspected construction milestones — never fronted.
Lien waiver
Signed release from GCs, subs, and suppliers confirming they've been paid — required to release the next draw.
Contingency
Reserved budget (typically 10% of hard costs) for cost overruns, change orders, and unexpected site conditions.
Soft costs
Non-construction costs: architect, engineering, permits, survey, impact fees, legal, insurance.
GMP (Guaranteed Maximum Price)
GC contract structure where the builder eats overruns above a fixed cap — protects the budget and the loan.
SOV (Schedule of Values)
Line-item breakdown of the build cost mapped to each draw milestone. Required at underwriting.
Interest reserve
Portion of the loan set aside to pay interest during the build so the borrower isn't out-of-pocket monthly.

Have a build in Memphis, Tennessee ready to price?

Send us the land contract or payoff, hard/soft cost estimate, and ARV — a licensed loan officer reviews the scenario and follows up with indicative LTC, ARV cap, and cash-in, usually the same business day. All terms are subject to underwriting approval.

Get Your Personalized Rate Quote
Free with your application

Get your Construction Budget & Scenario

Send us the lot and budget — we return a full ground-up analysis: max loan-to-cost, interest reserve, draw schedule, projected stabilized value, and take-out DSCR.

  • Loan-to-cost & loan-to-ARV sizing
  • Draw schedule with interest reserve
  • Stabilized value & take-out DSCR
  • Total project cost and required equity
Get Your Personalized Rate QuoteTakes ~3 minutes • PDF delivered on the thank-you page and emailed

Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.

Monthly market update

Construction · Memphis rate & market update

Compiled from Freddie Mac PMMS, U.S. Treasury, and BLS releases. Figures are published with the period they cover and the date they were retrieved.

Free with your application

Get your Construction Budget & Scenario for your Memphis, Tennessee property.

Send us the lot and budget — we return a full ground-up analysis: max loan-to-cost, interest reserve, draw schedule, projected stabilized value, and take-out DSCR.

  • Loan-to-cost & loan-to-ARV sizing
  • Draw schedule with interest reserve
  • Stabilized value & take-out DSCR
  • Total project cost and required equity
Get Your Personalized Rate QuoteTakes ~3 minutes • PDF delivered on the thank-you page and emailed

Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.

Data transparency

Sources & methodology — Memphis, Tennessee

Page reviewed: August 31, 2026
HUD User — Fair Market Rents

Section 8 / Housing Choice Voucher payment-standard context and ZIP-level small-area FMR lookups.

Update cadence:
Annually, on the federal fiscal year (plus mid-year revisions)
Freshness shown:
Live badge driven by HUD's published dataset edit date — turns stale rather than silently ageing
If unavailable:
Falls back to HUD's public ArcGIS dataset (still HUD data). If both fail the panel renders an explicit unavailable state; no substituted numbers.
HUD User — Income Limits

Area median income and income-limit context for voucher and affordability pages.

Update cadence:
Annually
Freshness shown:
Shows the HUD income-limit year on the panel
If unavailable:
Explicit unavailable state; no estimated income limits are generated.
HUD — Picture of Subsidized Households / QCT / DDA

Qualified Census Tract and Difficult Development Area context for investor targeting.

Update cadence:
Annual designations; the subsidized-household snapshot is a dated vintage
Freshness shown:
The dataset vintage is labelled on the panel rather than implied to be current
If unavailable:
Explicit unavailable state.
FRED — Federal Reserve Bank of St. Louis

Macro rate context only: 10-year Treasury and the published 30-year fixed benchmark. Never used as an investor loan quote.

Update cadence:
Daily / weekly depending on series
Freshness shown:
Each reading shows its observation date; the market-update module flags readings older than 45 days as delayed
If unavailable:
Market-update module renders 'Market data feed temporarily unavailable' — the freshness badge never advances when the source did not refresh.
U.S. Bureau of Labor Statistics

State and metro employment / unemployment context on investor market pages.

Update cadence:
Monthly
Freshness shown:
Reading period shown alongside the figure
If unavailable:
Runs key-less at lower rate limits; on failure the metric is omitted rather than estimated.
U.S. Census Bureau — American Community Survey

Population, household, renter-share, median value and median gross rent context by state and place.

Update cadence:
Annual 5-year estimates
Freshness shown:
ACS vintage year displayed with the figures
If unavailable:
Optional key; runs key-less at lower rate limits. Individual metrics are omitted on failure — never back-filled.
RentCast

Automated property value and long-term rent estimates for address lookups.

Update cadence:
Continuous
Freshness shown:
Each estimate carries its retrieval timestamp and an AVM disclaimer
If unavailable:
If the key is absent the lookup returns an explicit 'not configured' message; no placeholder valuation is shown.
Short-term rental revenue model (in-house)

Illustrative STR gross revenue bands where a licensed STR data feed is not returning data.

Update cadence:
N/A — derived from the underlying rent benchmark
Freshness shown:
Labelled as a model estimate, not observed STR performance
If unavailable:
Always labelled 'illustrative model estimate' with a prompt to verify against a dedicated STR data provider before underwriting.
Investor pricing engine

Live business-purpose DSCR pricing responses (rate, points or credit, estimated payment, lock period).

Update cadence:
Intraday
Freshness shown:
Every quote carries the timestamp it was returned; the badge downgrades once the quote is no longer current
If unavailable:
Serves the last snapshot only while it is still inside the usable age window; otherwise renders an explicit unavailable state. No sample or illustrative rate is ever displayed as live pricing.
Investment-property equity pricing dataset

First and second lien non-owner-occupied equity pricing grid.

Update cadence:
Per wholesale pricing release
Freshness shown:
The active version's effective date is rendered dynamically on every pricing card
If unavailable:
If no active version exists the tool refuses to price rather than guessing.
FHFA House Price Index

Repeat-sale home price appreciation by state (1-quarter, 1-year and 5-year change) on state investor pages.

Update cadence:
Quarterly, with revisions
Freshness shown:
Each reading shows the quarter it covers; readings older than ~200 days are labelled a delayed refresh
If unavailable:
Panel renders an explicit unavailable state — no interpolated or estimated appreciation figure is shown.
U.S. Census Bureau — Building Permits Survey

New private housing units authorized by state: trailing-12-month volume and the year-over-year change.

Update cadence:
Monthly
Freshness shown:
Trailing window is labelled with its final month; stale readings are flagged rather than aged silently
If unavailable:
Metric is omitted and the panel says so; permit counts are never estimated.
We never display a placeholder, sample or cached-but-expired figure as if it were current. When a source is unavailable the affected panel says so. All figures are provided for informational purposes only, are not an offer or commitment to lend, and are subject to change without notice. Rental income projections are estimates and do not guarantee performance.
Free with your application

Get your Construction Budget & Scenario

Send us the lot and budget — we return a full ground-up analysis: max loan-to-cost, interest reserve, draw schedule, projected stabilized value, and take-out DSCR.

  • Loan-to-cost & loan-to-ARV sizing
  • Draw schedule with interest reserve
  • Stabilized value & take-out DSCR
  • Total project cost and required equity
Get Your Personalized Rate QuoteTakes ~3 minutes • PDF delivered on the thank-you page and emailed

Illustration only, generated from the information you enter. Not a loan estimate, pre-qualification, commitment to lend, or approval. Formal pricing, LTV, and terms are issued only after credit review, income/asset documentation, and full underwriting.

FAQ

Building in Memphis, Tennessee — questions, answered

Do you fund ground-up construction loans in Memphis, Tennessee?

Yes. We finance 1–4 unit residential builds inside Memphis and its surrounding submarkets — up to 85% LTC and 70% ARV, with the DSCR takeout built into the same file.

What's a realistic build timeline in Memphis?

A permitted single-family build in Memphis typically runs 8–10 months from close to certificate of occupancy. Small multifamily and tear-down/rebuilds usually run 10–12 months.

How much cash-in should I plan on for a Memphis build?

Roughly 15–25% of total project cost. Land equity credits toward down; if you already own the lot in Memphis, cash-in often drops to 10–15% + closing costs + reserves.

Can I self-GC a Memphis build?

Owner-builder in Memphis is considered case-by-case with documented prior build experience, a lower max LTC (75–80%), and additional post-close liquidity. Licensed third-party GC files get materially better pricing.

Do you need approved permits before closing on a Memphis lot?

Approved building permits or a written permit-ready letter from Memphis's building department is required at closing, along with stamped plans and a signed GC contract with schedule of values.

Can I roll the land purchase into the Memphis construction loan?

Yes — land is funded at closing as part of the loan (subject to LTC caps). If you already own the lot, its appraised value is credited toward your equity and lowers cash-in.

Is there a DSCR takeout at C/O in Memphis?

Yes. We refinance you into a 30-year DSCR permanent loan the day the certificate of occupancy is issued — same underwriter, same file, reused appraisal, 10–15 business days to fund.

What's the minimum credit score to build in Memphis?

680 for the primary guarantor. 720+ unlocks the best pricing tier and the highest LTC. Co-guarantors can be added to strengthen the file.

Do Memphis construction loans require reserves?

Yes — 6 months of PITIA plus a soft-cost overrun buffer, verified from a bank statement at underwriting.

Are Memphis construction loans business-purpose?

Yes. Every loan is a business-purpose loan on non-owner-occupied investment property, closed in your LLC or corporate entity, exempt from consumer disclosure requirements.

What draw schedule should I plan for in Memphis?

Six typical milestones: foundation (15%), framing & dry-in (20%), MEP rough-in (15%), insulation & drywall (15%), interior finishes (20%), and final / C/O (15%). Draws release every 2 weeks after inspection.

Can I extend a Memphis construction loan if the build runs long?

A 6-month extension is available on most files, subject to a re-price and extension fee. Weather delays and permit inspections in Memphis are the most common triggers.

Tennessee metros

Other Tennessee construction markets

Nashville
Median home $455,000 · 2BR rent $2,050
Nashville construction guide →
Knoxville
Median home $335,000 · 2BR rent $1,550
Knoxville construction guide →
Ready to price a Memphis build?

Get Memphis construction pricing today

Send the land contract or payoff, hard/soft cost estimate, and ARV — written LTC, ARV cap, and cash-in same day.

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Simply Approved Mortgages Expert Insight
Last reviewed

How We Evaluate This Scenario

Construction financing is sized to the lower of total project cost or as-completed value, and the money arrives in inspected draws rather than at closing. That means your interest reserve, carrying costs, and contingency belong in the budget from day one — an under-funded contingency is what turns a delay into a default.

Plan the takeout before you break ground. A build that pencils on cost but not on finished rent has nowhere to go at conversion, so run the projected DSCR on the completed property at a conservative rate, not at today's teaser math.

Builder experience, a clean line-item budget, permits in hand, and a draw schedule that matches the construction contract are what move a construction file forward. Gaps in any of those usually show up as re-underwriting, not as a quick condition.

Reviewed by Simply Approved Mortgages · NMLS #2620881. Business-purpose investor lending only.

Investor pre-approval

Get your personalized investor loan quote

Pick the loan type that fits your deal and complete a short, tailored pre-qualification. A licensed loan officer follows up with an initial scenario review once we have your credit authorization and supporting documents — usually the same business day. Formal pricing and terms follow underwriting.

Pick a loan type

You can change this any time.

Tell us about your scenario

The form below is tailored to DSCR rental loan — only the questions your program needs.

1
Your info
2
Your deal
Your deal — the basics

Purchase or refinance a rental. The property's rent qualifies the loan.

What's your goal?
Purchase price ($)$450,000
$
Down payment (%)20%
%
Monthly rent ($)$2,800
$
HUD Fair Market Rent for your ZIP — ballpark only. Get a precise market rent after you submit.
Estimated credit rating

A soft self-estimate — no credit pull happens here.

This is a pre-qualification request — not a loan application under TILA/RESPA and not a loan approval, rate lock, offer, or commitment to lend. It does not trigger a Loan Estimate. If your loan requires one, the Loan Estimate is issued inside our loan origination system after you submit a complete application and your loan officer has reviewed your scenario.

Encrypted and never sold. Takes about 60 seconds.

Your answers save as you go. A licensed loan officer typically follows up the same business day · Simply Approved Mortgages LLC, NMLS #2620881.

Local market news & updates

What the latest published data says about Memphis, Tennessee

Every update below is a published figure from a named federal source, shown with the exact period that source covers. Where a dataset is only produced at county or state level, it is labelled that way rather than presented as city data. These are market statistics for informational purposes only — they are not rates, loan terms, or an offer of credit.

  • City dataData through ACS estimates, ACS 5-Year 2023

    Memphis housing costs — ACS estimates, ACS 5-Year 2023

    The most recent published Census reading for Memphis shows a median owner-occupied home value of $157,100, a median gross rent of $1,123 per month, a two-bedroom median rent of $1,073, a three-bedroom median rent of $1,281. These are survey estimates for the period shown, not live listing prices, and they are the starting point investors use to sanity-check a rent assumption before underwriting a DSCR file.

    Source: U.S. Census Bureau, American Community Survey

  • City dataData through ACS estimates, ACS 5-Year 2023

    Memphis renter demand indicators — ACS estimates, ACS 5-Year 2023

    Census reports a population of 629,063, a median household income of $51,211, a rental vacancy estimate of 12.9% for Memphis. Income and vacancy set the practical ceiling on achievable rent, which is what a DSCR calculation is ultimately built on.

    Source: U.S. Census Bureau, American Community Survey

  • County dataData through 2026

    Shelby County conforming loan limit — 2026

    For 2026 the one-unit conforming loan limit in Shelby County is $832,750. Business-purpose DSCR financing is not a conforming agency loan and is not governed by this limit; investors use it as a size marker for how the local market is priced.

    Nearest supported geography: this figure is county-level data for Shelby County, not Memphis-specific data.

    Source: Federal Housing Finance Agency conforming loan limits

  • County dataData through Declarations 1960–present

    Shelby County federal disaster declarations since 1960

    FEMA records 28 federal disaster declarations covering Shelby County since 1960, most recently on 2026-02-06 (Winter Storm). Declaration history is published history, not a forecast or a flood determination, and insurance cost is an operating expense that moves DSCR.

    Nearest supported geography: this figure is county-level data for Shelby County, not Memphis-specific data.

    Source: FEMA OpenFEMA disaster declarations

Source periods represented above: ACS estimates, ACS 5-Year 2023 · 2026 · Declarations 1960–present. Each figure updates only when its publisher releases a new period — we never restamp an older reading with a newer date.

Informational market data only. Nothing in this section is a rate, an annual percentage rate, a payment, a loan term, an approval, or an offer or commitment to lend. Citing a federal dataset does not imply the agency endorses, sponsors or is affiliated with Simply Approved Mortgages LLC (NMLS #2620881). Financing referenced on this page is business-purpose investment property financing.

County data

Loan limits, permits and disaster history in Memphis, Tennessee

Three published federal datasets that shape how an investor sizes and insures a deal: FHFA conforming loan limits by county, the Census Building Permits Survey at the county level, and FEMA's record of federal disaster declarations.

Conforming loan limits — 2026

1 unit
$832,750
2 units
$1,066,250
3 units
$1,288,800
4 units
$1,601,750

This county uses the national baseline limit.

Conforming limits govern loans sold to Fannie Mae and Freddie Mac. DSCR and other business-purpose investor loans are not agency loans and are not bound by these limits — the figures are shown as market context for sizing a deal.

County building permits

County-level permit data is published for metro counties only. Statewide permit volume is shown in the price and supply section.

Federal disaster declarations

28
declarations since 1960
  • Severe Storm17
  • Winter Storm3
  • Biological2
  • Flood2

Most recent: severe winter storm (2026).

Declaration history is not a flood-zone determination for any property, an insurance quote, or a prediction. Confirm the flood zone and elevation for the specific address and price insurance with a licensed carrier.

FEMA flood zone by address

Check how FEMA currently maps a specific property in Memphis, Tennessee. Flood zone drives whether a lender will require flood insurance, which changes your carrying cost and DSCR.

Source: FEMA National Flood Hazard Layer, read live from the currently published map. This is general information only — it is not a flood zone determination, an elevation certificate, an insurance quote, or a loan condition. Confirm the official map at FEMA's Flood Map Service Center and with a licensed insurance professional.

Sources: FHFA conforming loan limits · Census Building Permits Survey · FEMA disaster declarations
Credit & pre-approval

Why we pull credit for your investor loan pre-approval

Every DSCR / business-purpose loan file needs a tri-merge credit report so we can verify identity, price your rate tier accurately, and confirm reserves and payment history for the underwriter. Cleaner credit typically unlocks a better rate and higher leverage.

Pay for your credit report — SmartPay

Simply Approved Mortgages uses MeridianLink SmartPay to securely collect the credit report fee for your investor pre-approval. Payment goes directly to the credit vendor — not to us — and unlocks your tri-merge report (Equifax, Experian, TransUnion) so your loan officer can price your file.

  • Secure, PCI-compliant checkout hosted by MeridianLink
  • Required for a formal investor pre-approval decision
  • Soft-touch process — your loan officer will guide you through it
Pay for credit report securely

You'll be redirected to cic.cra.xedalink.net (SmartPay).

Check your credit first — $1 trial at MyITINCredit

Before you apply, it's smart to know exactly where your credit stands. MyITINCredit offers a $1 trial for 15 days that includes all three credit reports and scores (Equifax, Experian, TransUnion), plus ongoing credit monitoring so you can catch errors, dispute inaccuracies, and watch for identity theft.

  • See all 3 bureau reports & scores before your lender does
  • Ongoing monitoring alerts you to new accounts or score changes
  • Fix errors early — cleaner credit can widen your investor loan options
Start $1 / 15-day trial

You'll be redirected to myitincredit.com. Third-party service — terms apply.

Credit report fees are paid directly to the credit vendor. Simply Approved Mortgages does not profit from the credit pull. MyITINCredit is an independent third-party service; pricing, terms, and features are set by that provider.

Investor newsletter

Construction rates, market shifts, and program changes — in your inbox.

Periodic investor updates: rate movement, guideline and program changes, and market data refreshes. No spam, unsubscribe anytime.

  • DSCR rate snapshots
  • Program & guideline updates
  • Illustrative investor scenarios
  • Market data notes
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Investor newsletter

Periodic DSCR rate updates, market data refreshes, and program changes. No spam, and we never sell your address.

I agree to receive periodic investor market and program update emails from Simply Approved Mortgages LLC. I can unsubscribe at any time. Submitting this form records your consent and the page you signed up from. It is not a loan inquiry and does not start an application.

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